http://www.lvre.com/promenade-at-the-meadows/

1. Promenade at the Meadows
Pricing Report, December 2012
Contact: Philip Gusterson
Tel: 702-752-6872
Email: agent@lvre.com

2. 38 Homes Sold on MLS since 2008
Clear Downwards Price Trend
$160
Promenade at The Meadows
There has been a
$140 ($ per Sq Ft)
clear downwards
$120
trend over the last
R² = 0.399
$100
four years.
$80
$60
$40
$20
$-
5/2/2008 5/2/2009 5/2/2010 5/2/2011 5/2/2012

3. 11 Homes Sold on MLS in 2012
Signs of life in the real estate market
$80
Promenade at The Meadows
The average price of
$70
$60
($ per Sq Ft)
homes sold in 2012 is
$50
$60 per square
R² = 0.274
$40 foot, with an upwards
$30
trend
$20
$10
$-

4. How We Sell Your Home
Make sure you work with an expert
Make sure the broker that sells
your property is familiar with ALL
the sales tactics discussed in this
presentation. If you select a
broker who does not make use of
all these marketing strategies
then your property will be on the
market for longer than it needs
to be, and sell for less than the
maximum achievable price.

5. Client Communication
All news, good and bad, delivered efficiently
Throughout a sale we
maintain a high level of
communication with our
sellers. They receive regular
reports on the marketing
activity undertaken, and
updates on any changes in
market conditions.

6. Buyers Have Changed
You need an agent familiar with today’s market
The LVRE.com approach is driven by
the new realities of today’s real estate
market: buyers are 18 times more
likely to find their home on the
internet than in a newspaper, and 36
times more likely to find their home
on the internet than in a home book
or real estate magazine. Buyers have
changed, and we have responded to
this.

7. Principles of an Efficient Sale
There are three critical factors which drive us
There are three factors that we consider critical
to getting a property sold quickly at a high
price:
1. Everything we do to sell your property is
based on a clear understanding of what
buyers want
2. We are experts in leveraging online
marketing to supplement traditional real
estate sales tactics
3. We communicate clearly and frequently
with sellers throughout the process

8. We Know How to Reach Your Buyer
Effective online communication is the best way to reach buyers
9 out of 10 buyers use the internet in their home
search, and amongst first time home buyers it is almost
100%. So you need an agent who knows how reach these
buyers. This is even more important in Las Vegas than
some other cities, since with more than 50% of Las Vegas
properties being bought all cash there are many out of
state buyers that use the internet as their only way to find
a property.
The first step buyers used to make when they were buying
real estate was to call an agent, today almost all home
searches start on the internet. Furthermore, the average
distance people move has increased from 50 miles to 250
miles. What you need in the current environment is an
agent who is familiar with how to use the internet to
promote real estate.

9. We Know What Your Buyer Wants
We have researched what buyers want

10. Meeting Buyer Needs
We communicate clearly with buyers
Buyers Want a Responsive Listing Agent
Potential buyers don’t want to waste their time playing phone tag. Make sure the ads your
agent places for your home are attached to a 24 hour prerecorded hotline with a specific ID#
for your home which gives buyers access to detailed information about your property day or
night 7 days a week without having to talk to anyone. It’s been proven that 3 times as many
buyers call for information on your home under this system. If your agent does not this system
then you lose potential buyers. You want to have as many buyers putting offers on your
property as possible.
Buyers Want Useful Market Research
The best agents provide potential buyers with useful analysis of the market conditions. 74% of
buyers consider regular updates on recent market activity to be valuable, but only 16% of
agents provide this information. Everything we do is driven by research, so rest assured that
we provide buyers with all the data on Las Vegas home values that they need to make a bid on
your property.

11. We don’t list your property, we SYNDICATE it
You need an agent familiar with today’s market place
The LVRE.com approach is driven by the new realities of today’s real estate market: we
syndicate your property to all major online real estate platforms.

12. Science of Syndication
Ranking on each web site requires different tactics
Syndicating to the major real
estate web sites is critical, but it
goes one layer deeper. Every
one of these sites has special
techniques to push listings to
the top of the rankings. Some
involve paying, but for others it
is the way your content is
presented. We know all of
these techniques inside out.

13. Video
Never list a property without a video tour
Less than 1% of properties sold have a video made to promote them. 50% of
Americans watch a YouTube video during a typical month. We recognize the
importance of a good quality video and we create a unique video for every
property and syndicate it to all the major web sites.

14. Social Media
Social media is more than just a buzzword
A lot of people talk a good game, but do
they really understand the game? Every
real estate agent knows that Facebook
and Twitter are important, but most
have no idea how to actually make
these tools work for them. Don’t use a
broker that has jumped on the social
media bandwagon without
understanding how to use it.

15. Setting a Realistic Price
We agree on the market value with the seller
Sellers want to get the maximum achievable price, but
sometimes greed drives them to list at above market value.
This is counter-productive as it reduces the number of
potential buyers that will visit the property, and is likely to
increase the time it is on the market.
This bad situation then gets worse as potential buyers see
how long the home has been on the market and become
suspicious. You need to make the most of the marketing lift
that comes with having a hot new property, and to do that
you want to have it priced at market value. We will provide
you with a detailed analysis of Las Vegas home values to
support the final pricing decision.

16. How to Negotiate
Working with the seller we secure the best terms from buyers
Negotiate based on Seller Motivations. Different sellers
have different motivations. Are you looking to sell quickly, or
can you afford to sit on the property until it secures the
highest achievable price? When you are work with us to
determine the list price, we will consider your motivations.
Negotiate based on Buyer Motivations. If your buyer has to move quickly you can
leverage this by pushing back on some of his demands. On the other hand if this is a
cash buyer with offers on multiple properties you have to negotiate in the
understanding that the buyer is likely to be less flexible on deal terms. Making sure
we know your buyer helps us control the pace of the negotiation process and its
outcome.

17. Seller Disclosures
We advise clients to protect themselves by full disclosure
Disclose all known defects in writing. There is no point
trying to get something past a buyer because the future
lawsuit will be far more damaging than the extra dollars
gained at the sale.

18. Prepare the Home for Sale
A few minor touches can support the sales process
You don’t have to spend thousands on staging your
home, you just have to put in the hours to ensure it is
sparkling clean. As well as thoroughly scrubbing and
polishing every surface you should make sure everything is
tidy and uncluttered. That can be difficult when you have
lived somewhere for a long time and accumulated a lot of
things, but since you are moving anyway it is time to get as
much as possible boxed up and stored tidily in the garage.
Some fresh flowers and some furnishing touches are fine, but the basic rule is to
make the home as uncluttered as possible. If you have pets, or are a smoker then you
need to do everything possible to kill all the odors in the house. When buyers come
across a property that smells bad they investigate everything else with a far more
critical eye.

19. The Open House
This is one of the tools we use to generate our pool of buyers
Only 1% of homes sell from open houses, but
rest assured that we will have one for your
property because it is a great way for us to
meet potential buyers even if they don’t want
to buy your home. The person who buys your
home is more likely to be someone we met at
another open house than the one that we hold
for your home, but the most important thing is
that you know that we use this technique to
meet potential buyers.

20. High Levels of Communication
The initial listing is just the first step
Most listing agents spend 80% of their time trying to secure new listings and 20%
of their time working the listings that they have. We are the exact opposite, and
prioritize servicing our clients. We want you to be a client for life. We are a
company that you would recommend to your friends and family without
hesitation.
We don’t approach the sale of your property
as a one-time transaction. 30% of people that
use a real estate agent would not use them
again. Our goal is to ensure that 100% of our
clients use us again and again, and to do that
we ensure that we have outstanding levels of
communication.

21. Communication Tactics
The initial listing is just the first step
1. We use an electronic lockbox to track the showings of your property, and regularly update you
on the level of activity
2. We contact every agent that visits the property to find out what their clients thought, and feed
it back into how we present the property. We send you a summary of this feedback
3. Once we receive an offer we inform all the agents that have shown the property. This increases
the chances of multiple bids on the property
4. If there is a change in the listing conditions, such as the price, this is automatically sent to all
the agents that showed your property

22. Conclusion
Three principles guide our approach to selling properties
1. Everything we do to sell your property is
based on a clear understanding of what
buyers want
2. We are experts in leveraging online
marketing to supplement traditional real
estate sales tactics
3. We communicate clearly and frequently with
sellers throughout the process

23. Contact: Philip Gusterson
Email: agent@lvre.com
Tel: +1-702-752-6872
Web: www.lvre.com
Disclaimer: This document is non-binding on all parties and contains a general description
only. The information contained herein should be read in conjunction with more detailed
information set forth in, or to be set forth in, future communications. Statistical information
deemed reliable, but not guaranteed. Data pulled from GLVAR MLS.